Sold
36047 Empress Drive, Abbotsford, BC
6
Beds
3
Baths
3187
sqft
1995
built
35553 Tweedsmuir Dr, Abbotsford BC – House for Sale – MLS® R3177299
35553 Tweedsmuir Drive, Abbotsford, British Columbia V3G 2X8
3 days on the market
$1,050,000
Est. Mortgage $4,645/mo
Listing updated:
EstateBlock checked:
The Highlands
6
Beds
3
Baths
2989
sqft
351
$
/sqft
2003
built
NEW
18.3% cheaper than comps
Photos
Property Details for 35553 Tweedsmuir Drive
18.3% cheaper than comps
First time on the market! Originally the Phase 1 show home by Noort Homes, this 6 bed home in East Abbotsford has been lived in by one family! Steps from elementary schools with easy Highway 1 access, it features an open-concept layout, gorgeous sunset views and has had extensive updates including flooring, kitchen, bathrooms and much more. The brand-new 2 bed 1 bath basement suite (renovated Sept 2026, never rented) is a perfect turnkey mortgage helper or guest space. Developers and investors: explore rare potential to add up to two 1,500 sqft homes or redevelop to a four-plex (subject to City approval). A premier Abbotsford lot with infinite future upside - book your private viewing today!
Interior Features
| Basement Finished Area (sqft) | 0 |
|---|---|
| Basement Features | Full, Finished, Exterior Entry |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Fireplace | 1 |
| Heating Type | Forced Air, Natural Gas |
| # of Kitchens | 2 |
| Flooring | Mixed |
| Foundation | Concrete Perimeter |
Exterior Features
| Exterior Features | Balcony |
|---|---|
| View Description | Valley |
| Roof | Asphalt |
| Structures | Residential Detached |
Building Details
| Price | $1,050,000 |
|---|---|
| Total Bedrooms | 6 |
| Total Bathrooms | 3 |
| Full Bathrooms | 3 |
| Half Bathrooms | 0 |
| Floor Area Total (sqft) | 2989 |
| Year Built | 2003 |
| Age Of Building | 23 |
| Building Type | Single Family Residence |
| Property Type | Residential |
| Architecture Style | Rancher/Bungalow w/Bsmt. |
| Stories | 2 |
| Building Name | The Highlands |
| Ownership Type | Freehold NonStrata |
| Community Features | Shopping Nearby |
| Utility Type | Electricity Connected, Natural Gas Connected, Water Connected |
| Utility Sewer | Public Sewer, Sanitary Sewer, Storm Sewer |
| Water (WaterSource) | Public |
| Parking Type | Garage Triple, Front Access |
| Total Parking Spaces | 6 |
| Rental Suites | Unauthorized Suite |
Lot & Land
| Lot Size | 6576 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 87 |
| MLS® # | R3177299 |
| Area | Abbotsford |
| Neighbourhood | Abbotsford East |
| City | Abbotsford |
| Postal Code | V3G 2X8 |
| Gross Taxes | $5,930.64 |
| Zoning | RS3 |
Property Timeline
Rooms
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Living Room | 17'9 x 17'9 ft |
| Main Level | Dining Room | 11'6 x 11'6 ft |
| Main Level | Kitchen | 13'3 x 13'3 ft |
| Main Level | Primary Bedroom | 15'10 x 15'10 ft |
| Main Level | Walk-In Closet | 5'8 x 5'8 ft |
| Main Level | Bedroom | 10'0 x 10'0 ft |
| Main Level | Bedroom | 14'4 x 14'4 ft |
| Below | Bedroom | 19'10 x 19'10 ft |
| Below | Kitchen | 19'1 x 19'1 ft |
| Below | Bedroom | 15'0 x 15'0 ft |
| Below | Bedroom | 9'7 x 9'7 ft |
| Below | Hobby Room | 9'9 x 9'9 ft |
| Below | Utility | 19'2 x 19'2 ft |
Bathrooms
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | Yes | #4 |
| Main Level | No | #4 |
| Below | No | #4 |
Listed by: Royal LePage Little Oak Realty
NOTE: This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS® which assumes no responsibility for its accuracy.
Map & Neighbourhood
Public Schools
- Middle
- Clayburn Middle School
- Above Average 1.32 km
- Elementary
- Prince Charles Elementary School
- Average 0.44 km
Information includes BC Government Open License data; school details change often and are offered solely as general guidance.
Private Schools
- Elementary, Secondary
- Abbotsford Christian School
- Above Average 0.96 km
- Elementary, Secondary
- Abbotsford Christian School
- Above Average 0.96 km
Closest Transit
- Bus Stop
- McKee at McKinley (NB)
- 0.45 km
- Skytrain
- West Coast Express @ Mission City Station
- 9.28 km
Crime Rate
- Total Crime Rate
- Below Average
- Violent Crime Rate
- Below Average
- Property Crime Rate
- Average
Demographics
- Post-Secondary Education
- Below Average 23.1%
- No Certificate/Degree
- Average 12.7%
- Owner Occupied
- Average 68%
- Employment Rate
- Average 66%
Noise/ Power Lines
- Road/Hwy Noise
- Unlikely
- Railway/Sky train Noise
- Unlikely
- Airport/Port Noise
- Unlikely
- Close to major Power Lines
- Unlikely
Other
- Agricultural Land Reserve (ALR)
- Unlikely
- Flood Area
- Unlikely
- Close to Cemeteries
- Unlikely
Sell Speed & Competition
71 / 100
Overall sell-speed score
Likely within weeks
A
Price competition grade
Avg comparable: $1,242,150
Balanced
Market conditions
Balanced market — steady conditions
Flood Risk
Unlikely — not in floodplain
Railway / Skytrain noise
Unlikely — 9.28 km from station
Road / Highway noise
Unlikely
Airport noise (YVR)
Unlikely
Power lines proximity
Unlikely
ALR (Agricultural Land Reserve)
No — not in ALR
How ABBOTSFORD EAST compares
This property
3 DOM
Abbotsford East avg
—
Abbotsford avg
—
35553 Tweedsmuir Drive has a sell-speed score of 71/100, placing it in the "Expected to sell within weeks" band. The listing is priced 18.3% below comparable active properties in Abbotsford East, which is a strong competitive signal. The local market is currently a Balanced Market with a sales-to-active ratio of 12.8% — conditions are balanced. With only 438 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is likely to sell within a few weeks.
Climate Risk for V3G 2X8
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V3G 2X8, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).
Flood
Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.
Fire
Located within the "Chilliwack" WUI zone (Risk Class 3 — Moderate). Based on BC Wildfire Service provincial WUI Risk Class mapping; not a site-specific assessment.
Air Quality
Annual avg PM2.5 4.4 µg/m³ — meets WHO 2021 guideline. Nearest station: Abbotsford Central, Abbotsford (~5.5 km). Annual avg AQHI 1.8 — Low Risk.
Heat
Abbotsford currently sees ~3 days above 30 °C per year (1981–2010 baseline), projected to rise to ~13 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~31.2 °C baseline, ~33.9 °C projected. Tropical nights (>18 °C): ~0 baseline, ~1 projected.
Precipitation
Annual precipitation ~1520 mm (1981–2010 baseline), projected ~1572 mm by the 2050s. Extreme 1-day rainfall: ~53.7 mm baseline, ~57.8 mm projected. Values vary modestly across the Lower Mainland.
Drought
Longest annual dry spell (consecutive dry days): ~24 days baseline, ~25 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.
Nearby Restaurants, Cafes & Shops
Transit (20 nearby)
- Bus stop mckee at mckinley (nb) · 450 m · Transit
- Bus stop mckee at mckinley (sb) · 489 m · Transit
- Bus stop mckee at purcell (eb) · 492 m · Transit
Schools NearBy
14 Schools are within 3km
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
Prince Charles Elementary School |
Public |
Grades ServedK-5
|
Catchment InfoIn Catchment
|
Distance444 m
|
|
Abbotsford Christian School |
Independent |
Grades ServedK-12
|
Catchment Info—
|
Distance963 m
|
|
Clayburn Middle School |
Public |
Grades Served6-8
|
Catchment InfoIn Catchment
|
Distance1.32 KM
|
|
Sandy Hill Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance1.37 KM
|
|
Robert Bateman Secondary |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.43 KM
|
|
Dr Thomas A Swift Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.54 KM
|
|
Abbotsford School Of Integrated Arts |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.94 KM
|
|
Irene Kelleher Totí:ltawtxw |
Public |
Grades Served—
|
Catchment Info—
|
Distance1.97 KM
|
|
Mountain Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.08 KM
|
|
Margaret Stenersen Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.17 KM
|
|
Yale Secondary School |
Public |
Grades Served9-12
|
Catchment Info—
|
Distance2.35 KM
|
|
McMillan Elementary School |
Public |
Grades ServedK-5
|
Catchment Info—
|
Distance2.36 KM
|
|
William A. Fraser Middle School |
Public |
Grades Served6-8
|
Catchment Info—
|
Distance2.43 KM
|
|
Auguston Traditional Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.92 KM
|
Walkability & Transit Near 35553 Tweedsmuir Drive
Car-Dependent
21
Walk Score - Car-Dependent
Almost all errands require a car
Some Transit
32
Transit Score - Some Transit
A few nearby public transportation options
Somewhat
Bikeable 0
Bikeable 0
Bike Score - Somewhat Bikeable
Minimal bike infrastructure
Mortgage Calculator for 35553 Tweedsmuir Drive
/month
Principal & Interest
Property Taxes
$494
Maintenance fee
0
Financing 80% of the $1,050,000 asking price over 30 years at 4% results in approximately $4,504/month in total estimated carrying costs, $494 property tax.
All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.
Investment Cashflow Calculator
/month
Mortgage Payment
Monthly Payment
Break Even Down Payment
0%
Cap Rate
Cash on Cash
This listing generates an estimated $4,252/month in rental income, leaving a -$386/month cashflow at current carrying costs. Investors targeting break-even would need roughly 28% down.
All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.
Estateblock Rent Estimate for 35553 Tweedsmuir Drive, Abbotsford
Buy Vs Rent Calculator
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/ month
Principal: —
Interest, tax, insurance, fees: —
Rent vs own
—
Principal paid off by year 5
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Principal paid off by year 10
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Approximate estimates for informational purposes only, not financial advice. Assumes a new 30-year fixed mortgage at the rate shown; actual rent, payments, and equity will vary by loan terms and market conditions. Consult a licensed professional before deciding.
Price vs Neighbourhood Average — Abbotsford East, Abbotsford
This Home
$1,050,000
Abbotsford
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Abbotsford East
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Based on 2 comparable active Single Family Residences in Abbotsford East, the average asking price is $1,285,000. This listing is priced 18.3% below the neighbourhood average. This property is flagged as a Hot Deal (18.3% cheaper than comparables) based on its competitive pricing and market demand.
Data is based on list prices of similar active listings. This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS® which assumes no responsibility for its accuracy
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600-777 Hornby Street, Vancouver, BC V6Z 1S4. Call 778-918-5990.
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